BD.18 Silksworth Hall Conservation Area

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Silksworth Hall Conservation Area Character Appraisal and Management Strategy

PLANNING GUIDANCE

Silksworth Hall Conservation Area Character Appraisal and Management Strategy

Janet Johnson Deputy Chief Executive Sunderland City Council PO Box 102 Civic Centre SR2 7DN

Tel: (0191) 561 1515 Fax: (0191) 553 7893 e-mail: [email protected]

January 2010

Contents

Contents i Background ii Introduction 1

Part One: Character Appraisal

Historical development 6 Local connections 10 Fundamental character 11 Landmarks views and vistas 14 Sub-areas introduction 17 Doxford Park 18 Warden Law Lane 21 Silksworth Hall 25 Current issues & possible solutions 28

Part Two: Management Strategy

Introduction 36

Management Proposals

Doxford Park 37 Open space 41 Boundary treatments 43 Building maintenance and alterations 45 Archaeology 47 Management objectives & proposals: summary & recommended action 48 Appendix 1 - UDP policies 49 Appendix 2 - Tyne and Wear HER 50 Appendix 3 - References 52

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy i Background Conservation areas English Heritage published its 'Conservation Principles' guidance in 2008, providing an Conservation areas were introduced by the Civic Amenities Act 1967 and are defined as overarching set of principles that should underpin all work in the historic environment "areas of special architectural or historic interest the character or appearance of which it and heritage sector. These are: is desirable to preserve or enhance". Local authorities are obliged to determine which parts of their district are of special interest and declare them conservation areas. 1. The historic environment is a shared resource Designation is dependent on the overall quality and interest of an area, rather than 2. Everyone should be able to participate in sustaining the historic environment individual buildings, although it is common for such areas to contain a number of Listed 3. Understanding the significance of places is vital Buildings. There are currently 14 conservation areas in the City of Sunderland, ranging 4. Significant places should be managed to sustain their values from city centre areas to pre-conquest villages to the Victorian suburb of Ashbrooke and 5. Decisions about change must be reasonable, transparent and consistent the coastal resort of Roker. Each conservation area has its own unique character and 6. Documenting and learning from decisions is vital appearance. Designation as a conservation area has a number of implications. In all cases "special" consideration must be given to the impact that development would have on the These six principles have strongly influenced the council's approach to writing this character and appearance of the area. Importantly, it requires planning consent to be document and give additional weight to the importance of the production of Character gained for the demolition of buildings within conservation areas and for certain types of Appraisals and Management Strategies. development which are elsewhere classified as permitted development. These generally cover various types of cladding, the insertion of dormer windows into roof slopes, the Changing policy context erection of satellite dishes and radio masts/antennae. Designation also brings extra Draft Planning Policy Statement (PPS) 15 - Planning for the Historic Environment has controls over works to trees. recently been issued for consultation by central government - in its final form, this PPS will consolidate national planning policy on the historic environment into a single Appraisal of character streamlined planning policy statement and will replace PPGs 15 and 16. Additional The protection of an area does not end with conservation area designation. The detailed guidance is now to be found in a separate document produced by English Government's Planning Policy Guidance note (PPG) 15 "Planning and the Historic Heritage. This guidance is in turn to be supplemented from time to time by more in- Environment" urges Local Authorities to prepare detailed assessments of the special depth guidance on specific topics, also to be prepared by English Heritage in association interest, character and appearance of their conservation areas. A character appraisal with central government. defines and analyses the special qualities and the architectural and historic interest which warranted the conservation area designation. PPG15 states that "the more clearly the The Government's broad objectives for the PPS are: special architectural or historic interest that justifies designation is defined and recorded, to apply the principles of sustainable development to proposals involving the historic the sounder will be the basis for local plan policies and development control decisions, as environment; well as for the formulation of proposals for the preservation and enhancement of the to conserve and, where appropriate, enhance England's heritage assets in a manner character or appearance of an area". Character appraisals should therefore provide a appropriate to their significance; and framework against which development proposals can be assessed for their to contribute to our knowledge and understanding of our past. appropriateness in the historic environment. The draft PPS is firmly based upon the principles within English Heritage's Conservation Principles guidance.

ii Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Preservation and enhancement of character Comments and suggestions received have been incorporated into this final version of Local Authorities are under a duty from time to time to "formulate and publish proposals the document; a full schedule of the consultation responses and subsequent for the preservation and enhancement of any parts of their area which are conservation amendments can be obtained from the council on request. This Planning Guidance will areas" (Planning (Listed Buildings and Conservation Areas (LBCA)) Act 1990, s. 71). English be subject to review again in five years time. Heritage guidance on the management of conservation areas advises that such proposals should take the form of a mid-to-long term strategy, setting objectives for addressing the issues and recommendations for actions arising from character appraisals, and identifying any further and more detailed work needed for their implementation.

Silksworth Hall Conservation Area Character Appraisal and Management Strategy (CAMS) This document has been prepared in response to the guidance outlined above and, as such, discharges the council's obligations and duties under the Planning (LBCA) Act 1990, as well as complying with English Heritage's recommendations. The CAMS will provide formal planning guidance to the adopted City of Sunderland UDP and future Local Development Framework (LDF) and will be a material consideration when considering applications for development within the Conservation Area.

Heritage at Risk English Heritage publishes a national, annual Heritage at Risk Register. The Register includes Grade I and II* listed buildings, conservation areas, registered parks and gardens and scheduled monuments that English Heritage considers to be at risk. The 2009 Heritage at Risk Register features a small number of the city’s conservation areas; Silksworth Hall Conservation Area is not on this list. This is testament to the quality and condition of the Conservation Area – both its buildings and spaces. The area does, however, contain a building on the At Risk Register – Doxford House. This matter is considered on page 44 in the Management Strategy section of the document.

Consultation and document development This document is the final adopted version, which has been revised in light of representations received during the public consultation. A public consultation period was held from 16 November 2009 to 11 December 2009, during which time members of the public, local and national amenity groups and locally active architects and developers were invited to contribute to its development. A public exhibition was held on 01 December 2009 at St. Matthew’s Church, Silksworth.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy iii Introduction

Silksworth Hall Conservation Area was designated in 1970 in recognition of its architectural and historic interest. The Conservation Area includes the former grounds of Silksworth Hall - originally the seat of Silksworth Manor, the former grounds of Doxford House - now Doxford Park, and the now disappeared medieval village of Silcesworth which developed around the spine of Warden Law Lane. Given the early history of Silksworth, it is likely that the Conservation Area could yield significant archaeological evidence should opportunities arise to investigate this in the future. It is clear that Silksworth has changed significantly throughout its lifetime, and while most physical evidence of the early history is long lost (including all of the medieval buildings), development from the 18th centuries onwards remains of great interest. The current Silksworth Hall, for example, was built in 1902 and replaced a former (possibly Georgian) Hall, which no doubt would have been of architectural and historic interest, and which itself probably replaced a Tudor Manor (remains of which were found on site in the early 20th century). Sadly, only a small amount of photographic evidence remains of these buildings, but the current Hall is nonetheless an important building in its own right and is listed at Grade II.

This document combines an appraisal of the Conservation Area’s character and appearance with management proposals for preserving and enhancing its special qualities. Part 1, the character appraisal, identifies and assesses those characteristics and features that give the area its special architectural and historic interest and considers the current issues which threaten its unique quality. Part 2 of the document is a management strategy which contains a series of management objectives and proposals to address the issues raised in the character appraisal. This includes consideration of the resources needed, further work required and envisaged timescales to implement the management proposals.

Location Silksworth Hall Conservation Area lies some four miles to the south west of Sunderland city centre. Surrounded by fields on all sides until at least the 1950s, the area is now flanked by modern housing estates to the east, west and south.

Boundaries The boundary of the Conservation Area follows the field pattern evident on the first edition OS map of 1856, and takes in the former grounds to Silksworth Hall and Doxford House. The Conservation Area boundary is clearly discerned from the air (right) and on Aerial photograph of the Conservation Area, illustrating it in its wider context; the boundary of the the ground by the heavy tree cover that borders it. Conservation Area is clearly defined by the heavy line of mature trees around the entire area.

1 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy UDP Conservation Policies

Policy B4 of the City of Sunderland UDP states that: “All development within and adjacent to Conservation Areas will be required to preserve or enhance their character or appearance”. Under this policy the council is obliged to prepare supplementary guidance in the form of character assessments for each of its conservation areas. These will identify features and characteristics that contribute to the areas’ special interest, identify opportunities for enhancement and, where appropriate, establish design criteria for new development and restoration projects. The Silksworth Hall Character Appraisal and Management Strategy is one of a series of such assessments that will cover all the city’s conservation areas.

Certain buildings and structures within the Conservation Area are Listed Buildings of Special Architectural or Historic Interest and are thus protected by tight planning controls. Policy B8 presumes in favour of the retention of Listed Buildings whilst policy B10 seeks to preserve the setting of Listed Buildings. Listed Buildings are protected from inappropriate alterations by the Planning (Listed Buildings and Conservation Areas) Act 1990, and by the policies and guidance found in PPG 15: Planning and the Historic Environment.

Policy B6 further encourages the retention of unlisted buildings and their features, open spaces, historic street patterns and plot boundaries and for the council to exercise control over landscape features such as mature trees. Tree Preservation Orders (TPOs) are a good example of this; they ensure that the consent of the council must be obtained before trees can be cut down, topped or lopped. This policy also seeks to control the display of advertisements in conservation areas.

Within Silksworth Hall Conservation Area, however, the gradual loss of features, both architectural and natural, and the effects of new development give cause for concern and raises the issue as to whether further measures should be introduced that would better protect and enhance the Conservation Area. To this end, the Management Strategy in part 2 of the document expands upon existing UDP policy to give clearer guidance on issues of particular importance to Silksworth Hall Conservation Area.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 2 Location and features

3 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Part One - Character Appraisal Historical development Early history According to the Tyne and Wear Historic Environment Record (HER) no prehistoric finds were found in the Silksworth area, but there have been a small number of archaeological finds dating to prehistory. In June 1879 a stone coffin was discovered on lands between Silksworth Hall and Silksworth House; the coffin contained human bones and some antique weaponry, although the burial date remains unclear. In 1972, while making a road at Doxford Park housing estate (adjacent to the Conservation Area), a large coarse sandstone axe was found. In 1876 a bronze age barrow was excavated at nearby Steeple Hill which was found to contain two skeletons, two food vessels and a cremation.

The name Silksworth is of Anglo-Saxon origin and means ‘the enclosure of a man called Sigelac’. In Old English, Silksworth was probably written as Sylceswurthe. The earliest documentary reference to Silksworth, however, is thought to be as “Silcesworth” in a list of appendages of South Wearmouth in King Athelstan’s gift to the See of Durham in 930 AD.

Medieval period Courtesy of Doug Smith Although none of the existing buildings in Silksworth are medieval, the history of the Above: Lewin’s survey of Silksworth estate, drawn in 1714 Below: Tudor remains found within the previous Silksworth Hall, on a photograph taken in 1905 when the estate is relatively well documented from the medieval period, for example in wills and current Hall was completed. court hearings. At the end of the 11th century the lands of Silksworth were in the possession of Bishop Flambard. In the 13th century the ownership of the land was granted to the Priory of Durham by Philip, Son of Hamo, and leased to the Fitz Marmadukes (Lords of Horden) - a family with a long history in the Durham area and holders of considerable estates in the region. In 1318 Sir Richard Marmaduke, steward to the Bishop of Durham, was murdered on Framwellgate Bridge in Durham. One third of the land was retained for Ida Marmaduke while two-thirds of the landholding was granted to Sir Richard de Holland, who in turn leased it to Thomas Crouchback - the 2nd Earl of Lancaster - who forfeited the land a few years later upon his beheading for treason against his cousin, King Edward II.

Subsequent to Lancaster's death, the King granted Holland's land to Richard de Emeldon, who was Mayor of Newcastle on a number of occasions in the early 14th century; Emeldon later also acquired the third parcel of land on the death of Ida Marmaduke. In the late 14th century the lands were granted to Sir Robert de Umfraville who paid King Edward III a feudal due of 4s. 5 ½ d. in lieu of military service.

Courtesy of Doug Smith

5 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy The landholding later passed to Sir John Middleton of Belsay (Northumberland). In the mid 15th century the land was again split into thirds, with one third given to Thomas Middleton, John’s brother. Parts of the land appear to have passed into the Ettrick family and then in 1553 to the Robinson family. Both were branches of the Middleton family by marriage. The Robinsons held at least part of the land (including Silksworth Hall) until the late 19th century.

Documentary evidence suggests that around the 15th and 16th centuries there was some built development in the area, although it is unclear to what extent. It is thought that there was a Tudor Manor built on the current site of Silksworth Hall, remains of which were apparently discovered in the early 20th century when the current Hall was being built by Robert Doxford (see photo, page 26). This would suggest occupation of the site from at least the 1600s. It is also likely that there was a chapel in the village. Surtees, in his 1816 History of County Durham, referred to a parcel of land “on the west side of the vill next to the Chapel of St. Leonard”. It is most likely that the chapel would have stood on what is now Morrison’s supermarket, immediately to the south of the Courtesy of Doug Smith Conservation Area; this land is referred to on the 1856 first edition Ordnance Survey map 1842 tithe map as Chapel Garth Well (garth meaning garden). This medieval church is believed to have been demolished during the dissolution of the chantries in 1574, and presumably gave its name to the current Church of St. Leonard in New Silksworth.

Post medieval Records of a hearth tax from 1662 indicate that Silksworth had 25 dwellings, 22 of which were single-hearth properties (i.e. small enough to only have one fire), one had four hearths and two had five hearths (one of these being the house of George Middleton; presumably the Hall of the time). William Lewin's plan of 1714 (previous page) indicates 17 dwellings within the boundary of what is now the Conservation Area.

William Lewin's early 18th century survey drawing of Silksworth shows the predecessor to the current Silksworth Hall, on the same site as the existing. The Hall was the first substantial house to be built in the village. It is, however, unclear how many Halls have stood on the site (it is thought that there have been at least three), or when the first Hall was built. What is clear from Lewin's plan is that in 1714 there was a Hall to the east of Warden Law Lane, although apparently some distance to the west of the site of today’s Hall: this presumably is the Hall that Robert Doxford demolished. Lewin’s drawing shows a large house facing an enclosed green. 1896 OS map

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 6 What is also clear is that by 1714 the routes of Warden Law Lane, Silksworth Lane and Silksworth Hall Drive were firmly established; these remained the only routes into and through the Conservation Area until residential infill development occurred in the late 20th century and Silksworth Hall Drive was extended.

Along with the Hall, the plan shows a row of small houses on the west side of the lane (on the current site of Doxford House and in a row up to and probably beyond Silksworth Cottage) and a windmill to the northeast of what is now the Conservation Area (known much later as Mill Hill Farm).

By the next documented plan (Robson, 1831) the row of houses has been largely demolished and Silksworth House stands in their place. The early footprint of the House was much smaller than today's and had few outbuildings associated with it.

Between the drawing of the 1831 plan and an 1842 tithe (tax) map, the footprint and location of the Hall change significantly, suggesting that a replacement Hall may have Courtesy of Doug Smith been built at this time. In 1842 the Hall appears to be in an H-plan, but by the 1860 OS Silksworth Hall as it would have been when the Robinson family occupied the manor. This photograph was map it appears to have been squared off. taken in 1903 by Robert Doxford and shows the current Hall under construction behind it.

The hearth tax survey together with early map evidence indicate that medieval Silksworth was a reasonably well-populated village; it was certainly significantly larger than it was in 1831 when just 7 properties were indicated on Robson’s plan, indicating that the village shrank fairly drastically between the mid-17th and mid-19th centuries. This was probably due, in large part, to the development of Silksworth House and grounds (now Doxford House and Park). A tithe award from the 19th century indicates that in 1840 one of the stone houses to the north of Silksworth House was a farm; it is quite probable that this was Silksworth Cottage, now a Grade II Listed Building on the west side of Warden Law Lane.

20th century Much of the landscaping works to Doxford Park were carried out in the early 20th century by Charles Doxford, including the creation of the artificial cascade. The 20th century also saw a significant level of infill residential development in the former grounds to Silksworth Hall, resulting in an intensification of development in Silksworth previously unseen in its long history. The Conservation Area now contains nearly 60 buildings, twice that of its 17th century peak.

1919 OS map

7 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Historical development

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 8 Local connections FitzMarmadukes (Silksworth Manor) and visited Paris annually; the large French tapestry in the main hallway of the house may With their early medieval connections to Silksworth the FitzMarmadukes were the earliest have been brought back from France by the couple. Mrs Beckwith had her own money known landholding family in the area. Richard Marmaduke was the steward to the Bishop and as a Catholic convert she paid for St. Leonard’s Church at New Silksworth to be built. of Durham (indicating the close relationship between the Church - owners of the land - The Beckwiths moved to Shropshire in 1890 and let the house out. and those upon whom land was bestowed) and was infamously murdered on Framwellgate Bridge in Durham, in 1318. Christopher Maling (tenant, Silksworth House) Christopher Maling was the son of Robert Maling, who founded the Maling Pottery in Thomas Crouchback, a.k.a. Plantagenet (Silksworth Manor) North Hylton. Christopher devised new technology to make pottery by machine, thus Thomas Plantagenet was Earl of Lancaster, Leicester, Lincoln and Salisbury, grandson of vastly increasing the company’s output and profits. Orders were taken from Henry III, cousin of King Edward II and one of the wealthiest and most powerful men in manufacturers making various goods including marmalade and printing ink. The Maling England; he was responsible for the extension of Pontefract Castle and, in 1313, the ware name was so prestigious that it was sold in Harrods, and is still collected today. construction of Dunstanburgh Castle in Northumberland. He was given Silksworth Manor Legend has it that the foundations of Maling’s first kiln remain in the garden of the Old by Richard de Holland shortly after the murder of Richard Marmaduke but held it for only School House. four years. Initially supporting his cousin’s reign he later led two separate rebellions against the King, for a time effectively ruling England. Eventually defeated in 1321 The Doxfords (Silksworth House and Hall) Lancaster was beheaded on a count of Treason in 1322. In the mid 1320s Parliament William Doxford (b. 1812) founded William Doxford & Sons Ltd, a Pallion-based posthumously reversed Lancaster’s conviction and he rapidly became something of a shipbuilding company, in 1857. Known locally as Doxfords, the company also mythological character, thought of as a martyr and saint. On Lancaster’s death, the lands manufactured marine diesel engines, one of which has been preserved at Beamish by of Silksworth were granted by the King to Richard de Emeldon; records show that the Doxford Engines Trust. William Doxford expanded the company rapidly and by 1875 Holland unsuccessfully contested this decision in court in 1323. had received an Admiralty order for auxiliary steam gunboats and the construction of other naval orders. By this time his two eldest sons, William and Alfred, had joined the Ettrick family (Silksworth Hall) company. Following the Restoration of the Monarchy in 1660 Sunderland’s coal trade flourished and the Ettrick family was one of the leading coal merchants at that time. At this time Robert Doxford took over responsibility of the Doxford General Engine and Brass Foundry Walter Ettrick was Customs Collector at the River Wear and a leading merchant; Ettrick Works, and in 1867 designed and built Pallion Engine and Boiler Works. He married Ada Grove in High Barnes is named after the family. William Ettrick (son of Walter) married Barber in 1876 and in 1880, along with the youngest of the brothers, Charles, became a Ann Middleton and they lived together at Silksworth Hall. One of William and Ann’s partner in Doxfords. daughters married into the Robinson family, and the Hall remained in the hands of the Robinsons (along the female line of the Middletons) until the 1900s when Robert Doxford Charles later married Laura Barber (Ada’s younger sister) and took Silksworth House in bought it. 1902. Robert and Ada, meanwhile, purchased Silksworth Hall and demolished and rebuilt it to the design seen today. Charles and Laura did much work to Silksworth House and General William Beckwith (Silksworth House, 1830s-1890s) Gardens, including the creation of the cascade and the unique ‘grotto’ on the east side of Priscilla Hopper inherited Silksworth House (now Doxford House) from her uncle, Hendry, the House. It was for this family that Sunderland Corporation renamed the House and and married General William Beckwith in 1831. Beckwith, a Knight of Hanover and High grounds as Doxford House and Doxford Park, and later the housing estate to the south of Sheriff of County Durham, led the notoriously bloody and violent charge of the Light the village, which is also called Doxford Park. Dragoons at the Reform riots in Bristol. Beckwith and his wife apparently loved France

9 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Fundamental character The fundamental character of Silksworth Hall Conservation Area derives Layout from its origins as a medieval settlement (subsequently much shrunken) The development of the Conservation combined with an attractive mix of 18th, 19th and 20th century houses. Area has been largely focussed upon The Conservation Area covers the area of the early medieval village of Silksworth Hall, the seat of Silksworth Manor for many hundreds of years, and Silksworth or ‘Silcesworth’, the historic gardens of Doxford House, now a its associated activities, which in public park, and the original extent of the gardens to Silksworth Hall. The medieval times included a ribbon of grounds to the Hall today are much diminished, as a substantial part of the development along Warden Law Lane, land was developed for housing in the 1970s. The narrow, winding lane as illustrated on a 1714 plan by William through the heart of the Conservation Area, bounded by a high stone wall, Lewin. Much of this early development disappeared over subsequent years; lends the area a very distinctive character; combined with dense green just over a hundred years later there cover the settlement feels extremely compact, enclosed and tranquil in were less than half as many buildings nature. on Warden Law Lane, and most of those were ancillary to either the House or the Hall. This change in the pattern of development may suggest that when the manor of Silksworth was split into parcels and sold, the new owner of the land to the west of the lane (William Johnson) essentially redeveloped the whole of the area to provide a setting for the new house. The layout of the Conservation Area today is broadly made up of a ribbon of development on the central route of Warden Law Lane, the two main houses and their associated estate buildings, and a significant area of late 20th century infill development in the former grounds of the Hall.

Architectural style The vernacular style of architecture in the Conservation Area is of rustic stone buildings with slate roofs - largely in evidence on the ancillary estate buildings and cottages. Silksworth Hall is a Baroque style early Edwardian building, while Doxford House was built in the Italian Renaissance style, undergoing numerous alterations over the past 250 years, each in a slightly different style. Modern infill development in the grounds of the Hall has largely been of a mock- View from Doxford Park across the lake to Doxford House Georgian style, popular in the 1970s.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 10 Built form The Conservation Area contains buildings of various sizes and styles. Historic buildings in the area are generally characterised by large houses in substantial grounds (the House and the Hall) and their ancillary estate buildings (e.g. lodges, stables); in addition there is also the old school building and Silksworth Cottage. Modern infill development is characterised by contemporary homes set in good-sized gardens, which reflect to a degree the historical layout and density of the area and should be retained/ protected.

Building materials The predominant building materials in the Conservation Area are limestone, sandstone Above left: the curve of Warden Law Lane, surrounded by high walls and mature trees; above right: the and red brick. Doxford House formal terraces in Doxford Park, emphasising the natural valley in which the House and gardens sit. features sandstone to the front (east) elevation and brick to the Use rear (west) elevation; Silksworth Apart from Doxford Park, which is a public recreation park, the majority of the Conservation Hall is of bright red brick with Area is currently in residential use and it is desirable for it to remain this way. sandstone terrace and dressings. Stone rubble (i.e. not General condition regular blocks) features heavily in boundary treatments, Generally speaking, the Conservation Area is in good condition - buildings in private particularly along Warden Law ownership are well maintained, as are gardens and the tree cover. Doxford Park is well Lane, and in a number of the maintained by the council but could, nonetheless, benefit from restoration/ historic cottages. Right: red brick and sandstone at Silksworth Hall improvement works; this is particularly the case with the walled garden.

Landscape Doxford House is, unfortunately, on the English Heritage Buildings at Risk Register, which states that “the property is vacant and is a target for vandalism despite on-site security The landscape of the Conservation Area is generally characterised by a gentle slope from systems. The roof over the main house is in a poor state and the resulting leaks are east to west, divided in two by Warden Law Lane. The lane itself is narrow, curving and causing internal damage”. The House has been registered as grade C, which indicates framed by high boundary walls and dense mature tree cover, creating a strong sense of slow decay with no solution agreed. At the time of writing the building is, however, the enclosure. The east-west slope is most evident within Doxford Park, through the centre subject of a development proposal. of which runs a shallow valley: this was utilised by Charles Doxford to create the artificial cascade through his gardens and emphasised with formal terraces. The slopes in the park provide views through and across to the House, as well as an attractive setting for the House and the other historic buildings. The landscape character of the Conservation Area changes from season to season as a result of the deciduous tree cover, yet at all times of year the trees have a strong presence in the area and cast interesting shadows across the lane.

11 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Fundamental character of Silksworth Hall Conservation Area comprises:

Site of medieval village of Silcesworth

Dense tree cover flanking Warden Law Lane and the historic boundaries of Doxford House and Silksworth Hall

Two large houses in substantial landscaped grounds and associated estate buildings

18th and 19th century stone properties in large gardens, to west of Warden Law Lane

Doxford Park - former designed gardens to Doxford House, now a public park

Late 20th century residential infill development on the Silksworth Hall estate

Gently winding Warden Law Lane provides the central focus of the Conservation Area

Strong sense of enclosure from high walls and green cover

Key listed buildings of Doxford House (grade II* listed), Silksworth Hall (grade II listed) and Silksworth Cottage (grade II listed)

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 12 Landmarks, views and vistas The sense of enclosure provided by dense green cover and narrow lanes Landmark buildings throughout the Conservation Area limits the scope for views and vistas within, into and out of the area. The longest views are found in Doxford Silksworth Cottage Park, a landscape designed to provide sweeping vistas both from and to Listed at grade II, Silksworth Doxford House. Cottage sits in a large piece of land to the north of Doxford House. A former The two key landmark buildings of the Conservation Area are Doxford farmhouse, the Cottage is House and Silksworth Hall, although there are a number of other buildings now a fine private and features that act as landmarks in the area, including Silksworth Cottage residence. and the lamp standards outside Doxford House. Doxford House Built by William Johnson in 1750 and Key characteristics of the landmarks, views and vistas of originally named Silksworth House, the Silksworth Hall Conservation Area House is a particularly dominant presence in the Conservation Area. Of Views across and within Doxford Park, designed landscape high architectural and historic interest, setting of Doxford House the House is Listed at grade II* and features a particularly unusual entrance Narrow, winding Warden Law Lane gradually reveals views and forecourt onto Warden Law Lane, with separately listed lamp standard, Wall along lane, combined with the dense mature tree cover, dwarf piers and chains. provides strong sense of enclosure Silksworth Hall Dense tree cover limits long views in most directions Robert Doxford built this Edwardian Hall next to the site of Views out of the Conservation Area limited to negative impact of both the early 18th century Hall large modern supermarket to south and attractive vistas of and the original Tudor Manor Foxhole Woods to north House. The Hall is tucked away from Warden Law Lane and cannot Doxford House, grade II* listed landmark house be viewed except from the air or within its gardens. Formerly set in Silksworth Hall, grade II listed landmark house extensive landscaped grounds, it is now surrounded by modern infill Silksworth Cottage, grade II listed former farmhouse development and the gardens, while still grand, are much diminished in size.

13 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Views in Vistas There are the merest of glimpses to be had into the Conservation Area when right at the Warden Law Lane provides an unfolding experience of views as you travel gateways, otherwise the dominant presence of the mature tree cover and the shallow along it, although due to high stone boundary walls and dense greenery on either valley in which the Conservation Area sits generally prevent any views in and create a side views off the lane never open out. Rather, tantalising glimpses into gardens and strong sense of seclusion within the area. of rooftops and chimney pots can be obtained. In contrast to the narrow enclosed space of the lane, Doxford Park is a landscape Views out designed with views in mind. The House is oriented to the Park and the Park to the Views out of the House; in addition sweeping views can be had north-south along the watercourse Conservation Area are through the shallow valley. generally as limited as the views in; the two key views out are at either end of Warden Law Lane. To the north end of the lane the view remains much as it has for hundreds of years; views along the lane are terminated by the incline of Foxhole Wood, which further contributes to the sense of enclosure within the Conservation Looking south along the curve of Warden Law Lane Area. To the south of the lane, however, views are terminated in a most unsatisfactory fashion. The lane suddenly opens out and is truncated by the large, alien concrete space of the supermarket car park, instantly destroying the rural illusion created throughout the Conservation Area. View from the Rockery, over the stream, to Doxford House

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 14 Townscape analysis

15 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Sub-areas introduction Key components of character (sub-areas)

For the purposes of a more detailed study of its character, the Conservation Area has been divided into three sub-areas that take the form of areas of broadly similar character (influenced in the most part by historical development or by building type), which combine to create the special character of the Conservation Area as a whole. Doxford Warden Park Law Lane Silksworth The three sub-areas are: Hall

Warden Law Lane - includes a number of key historic buildings on the site of the medieval settlement of Silcesworth, including grade II* listed Doxford House

Doxford Park - the boundary of this sub-area is the extent of the former grounds to the House, and takes in the public park, walled garden and some ancillary estate buildings originally © Crown copyright. All rights reserved. Licence No. 100018385. Date 2009. associated with the House

Silksworth Hall - the former grounds to the Hall, now largely developed for residential housing, and the Hall itself

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 16 Doxford Park sub-area Covering nearly a hectare, which is roughly half of the Conservation Area, this sub-area takes in Doxford Park, the former gardens to Doxford House and some of the estate buildings originally associated with the House. Doxford Park is an early 20th century designed landscape with a dene feeding a pond, sloping down to a man-made cascade in the romantic renaissance style more typical of the 19th century. Elements of the park are, however, much older; there is, for example, an important example of a ‘hot wall’, which was used to grow fruit and vegetables for the kitchen garden and would appear to date to the early-19th century.

This sub-area is characterised by open green spaces, framed with belts of mature tree cover, and a small number of historic buildings that were built as part of the Doxford Estate.

Key characteristics of the Doxford Park sub-area:

Doxford Park, comprising open green space, a walled kitchen garden, mature trees and an attractive water feature - the former gardens to and contemporary setting of Doxford House

Remnants of the kitchen garden and hot wall

Ancillary buildings, including The Gardens and Meadow Nursery Cottage, now in public ownership and situated within the public Estate buildings park Kitchen gardens Gardens Meadow Cascade Footpaths Car parking Trees © Crown copyright. All rights reserved. Licence No. 100018385. Date 2009.

17 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Doxford Park Walled kitchen garden First drawn on an 1842 tithe map, to the very north of the park, next to the car park, is a walled kitchen garden, which still features an excellent example of a 19th century brick “hot wall”; a structure containing flues to heat the wall in order to cultivate exotic fruit, including Charles Doxford’s preferred breakfast fruit of melons. This enabled 19th century gardeners to cultivate tender fruits that were native to warmer climes, such as peaches, apricots and figs. These hot walls were heated Doxford Park is the former garden to Doxford House and although some of the intimate by boilers, located to the rear of the relationship between the two has been lost, excellent views of the House can still be had greenhouses, which heated a series across the open spaces of the park. The House is oriented towards the Park, although its of hot water pipes that distributed main entrance is now to Warden Law Lane, and the grounds were designed to be viewed the heat evenly across the walls. Aerial image of the walled kitchen garden, viewed from the east from the House, as well as to be enjoyed from within. The northern entrance to Walled kitchen gardens were typical features of large country houses and a number the park, by the West survive in the Tyne and Wear region, but this is the only one known of within the Lodge, still features some Sunderland area; it is particularly encouraging that it is, in part, still formally laid out. of the estate walls, along with a swathe of mature Early maps show that within and adjacent to the walled garden were a number of glass trees. To the north of the houses; these were shown on the 1856 OS and were still in evidence on the 1956 OS. In park there are open fields addition to the glasshouses for growing, there was also a mushroom house, various and the walled garden; the stores and a potting shed. southern part of the park can still be discerned as the landscaped gardens of the House.

The Park retains the appearance Above left: extract from the 1856 OS, showing the walled garden. The hatched areas are the glasshouses. of designed gardens Above right: extract from the 1956 OS showing some of the glasshouses still in existence.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 18 Typical of the time, the kitchen garden is located a good distance from the House and is Sadly, today the water no longer flows and many of the cascade pools are completely well screened; despite growing flowers and attractive fruits, kitchen gardens were devoid of water; this situation is addressed in the Management Strategy on page 39. considered to be part of the services and therefore not something to be seen as part of landscaped gardens. Today such gardens are considered to be a thing of beauty and interest, and are much prized by gardeners and historians as they can tell us a lot about life on such estates. Also in this part of the gardens were the laundry, stores, workers’ cottages and, most unpleasant of all, a slaughter house.

Courtesy of Doug Smith

Courtesy of Doug Smith Above left: one of the lower cascades in full flow in the early 20th century. Above right: one of the empty cascade pools today.

Estate Buildings At the northern entrance to the park stand Meadow Nursery Cottage and ‘The Gardens’, both built as part of the Doxford estate. ‘The Gardens’, which is currently in extremely Above left: gardeners at Silksworth House in around 1930, posing in front of one of the long glasshouses. poor condition, could be an attractive residence or park office (see page 38). Meadow Above right: part of the walled garden today. Nursery Lodge, which was derelict until fairly recently, has been renovated and is now used as offices. Elsewhere in the gardens there is an old ice house - a brick larder with Water features the remains of iron shelves for preserving food. The gardens slope away from the House, into a gentle valley, at the base of which runs a long, narrow lake. On the western side of the lake is a small cave-like structure, which was created to house the pump for the cascade, designed and installed by Charles Doxford. The cascade was designed to be seen from the House - specifically from Charles’ bedroom - and ran down across a rockery (right), creating an image of rustic charm, despite its artificiality. ‘The Gardens’, sadly derelict, but of considerable historic interest.

19 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Warden Law Lane sub-area Warden Law Lane is the central focal point of the village, separating the two main estates of Doxford House and Silksworth Hall. The lane was also the central feature of the medieval settlement, with a row of houses to the west and the Hall to the east. The long, leafy lane is flanked on either side by an extremely attractive stone wall, which has strong townscape value. A gentle curve in the lane gradually reveals additional views of the area, widening in places, for example providing access to the forecourt of Doxford House.

Key characteristics of the Warden Law Lane sub-area:

Warden Law Lane, a medieval route to Warden Law, has retained its rustic character, although is now bluntly terminated by a large modern supermarket

Doxford House, grade II* listed house and former estate buildings, including stables and lodges

High limestone boundary walls have strong townscape impact

The Old School House, an attractive historic building at the northern gateway to the Conservation Area Doxford House Silksworth Cottage, a grade II listed former farmhouse Doxford Lodge The Pottery, an attractive contemporary house to the rear of the Silksworth Cottage old school The Pottery Tall mature trees significantly influence the light and shade of The Old School the lane, and provide an attractive green setting for the historic Lodge buildings Medieval Lane Well maintained open spaces of private gardens, enclosed by Listed entrance stone walls Green space

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 20 Doxford House current winter gardens (see below). The rounded double entrance doors, with their elaborate yellow sandstone surround, feature the coat of arms of the Beckwith family and the face of a mythical ancestor, claimed to be a supporter of William the Conqueror at the Battle of Hastings. The entrance is built in the renaissance style, with Tuscan pilasters, and presents an unusual and quite enigmatic face of the building to Warden Law Lane.

The Beckwiths are credited with the introduction of various pieces of French art - the French tapestry hanging in the main hallway today may well be one of the pieces that the Beckwiths brought back from one of their many trips to Paris. Of particular note is the quirky conservatory/ winter garden that fronts onto Warden Law Lane. The winter garden is a unique iron and timber Doxford House as viewed from Doxford Park, to the south framed conservatory Known as Silksworth House until the 1960s when it was renamed, Doxford House is a containing decorative grade II* listed building. Built in the 1750s by William Johnson on land that had stonework; probably an previously been acquired from the Silksworth Hall estate, the house has undergone artificial stone such as numerous alterations over the past 250 years. In fact, it is supposed that there is little of Pulhamite replicating the original structure remaining, other than the core brick building and some early tufa (a naturally moulded plaster ceilings. The evolution of the building has seen various wings added, occurring calcium most of which were then later removed by successive owners. deposit, usually found on The Beckwiths, who hillsides/cliffs or in owned the House from caves) and stalactites. the 1830s to the 1890s, The room appears to made numerous have been inspired by alterations, many of the Victorian passion for which were later romantic, idealised removed, but did include notions of landscape the formalisation of the and legend; two curved entrance feature on marble staircases lead Warden Law Lane. At the down from the main time it was built it was entrance into the linked to the House by a conservatory, around a long hall, which was later stone grotto and small Courtesy of Doug Smith replaced with the The Warden Law Lane entrance to Doxford House pool. The curved marble staircase in the ‘grotto’ at Doxford House.

21 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Doxford House Lodge The former stables to Doxford House were recently converted into a house, illustrating the potential for incorporating good contemporary design and high quality materials into restoration schemes. The Lodge falls within the curtilage of Doxford House, so although it is now separated from the House in terms of ownership and access it is, nonetheless, also listed at grade II*.

The Lodge

Courtesy of Doug Smith The Warden Law Lane entrance to Doxford House Charles Doxford bought the House some years later - much of his contribution was to the gardens (see page 20). Charles’ daughter Aline left the House and gardens to the Sunderland Corporation, whereupon they were renamed Doxford House and Doxford Park. The Park was, and remains, a public park. The House became student accommodation for Sunderland Polytechnic (now Sunderland University) and has since been used as a residential centre for the Lazarus Trust, who undertook significant restoration To the south of the House stands The Lodge, an attractive private residence with works to the building. The House Courtesy of Doug Smith excellent cast iron railings to the front. There are also a number of ancillary buildings is now in private ownership. The main staircase in Doxford House attached to the House which have been converted into offices.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 22 Silksworth Cottage Walls Silksworth Cottage is a grade II listed private house to the west of Warden Law Lane, set in a large garden. Probably built in around 1800, in stone rubble with a Welsh slate roof, it would appear from a Tithe Award that in 1840 this building was a farmhouse. The boundary wall to the Cottage is listed separately, also at grade II.

Old School House The limestone boundary walls that flank the lane dominate the streetscene in a positive Built in 1852 by Mr. E Robinson, fashion and contribute significantly to the character of the area. The walls have been owner of Silksworth Hall, this altered in places, which detracts somewhat from their appearance, but overall they are simple stone building was used as an excellent feature. Discreet openings in the wall lead into the private houses and a Church of England school until gardens on the lane, or through the quaint wooden gate into Silksworth Cottage. At 1967. Pupils attended the school Doxford House the lane widens, opening out into a formal forecourt with listed lamps from the nearby Silksworth and chains. By the entrance to The Pottery there is a charming traditional red post box, Colliery, but also from as far afield set into the wall. as East and Middle Herrington. For twenty years the school was also Detailed guidance on the maintenance and repair of these walls can be found in the used as a church. Now a private Management Strategy, on page 43. house, the old school has undergone a number of fairly sympathetic alterations and features a new boundary wall and railing with a distinctive ink pot and quill detail reflecting the building’s former use. Warden Law Lane Characterised by gentle curves and high boundary walls, this medieval lane has a distinctively rustic feel. Tall mature tree cover makes a significant contribution to the character of the lane, influencing the interplay of light and shade along the street. Above left: gate into Silksworth Cottage; above right: the post box

23 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Silksworth Hall sub-area This sub-area covers the extent of the former grounds to Silksworth Hall which, although now much diminished through infill residential development, is still discernable on aerial photographs due to the boundary of mature trees. The Hall as it stands today is an early 20th century building, but there has been a Hall in the grounds for at least 500 years. It is thought that a Tudor Manor may once have stood on the same site, which would suggest that the site has been developed since at least the 1500s, if not earlier. The land was, in medieval times, the seat of Silksworth Manor and may, therefore, have been occupied for many hundreds of years.

In addition to the Hall there is a lodge house to the north of Silksworth Hall Drive, which appears to be of mid 19th century origin, although much altered.

Infill residential development characterises much of the sub-area, ranging in age from the 1950s to the late 1970s, and is generally set in sizeable gardens.

Key characteristics of the Silksworth Hall sub-area: Silksworth Hall Silksworth Hall, an Edwardian house on the site of various earlier Lawn Cottages Halls and the former seat of Silksworth Manor Estate buildings The Lawns Former extent of the fine landscaped grounds of the Hall Infill 1960s Remnants of the Silksworth Hall estate in the form of lodge Infill 1970s houses and mature trees identifying the boundary of the Silksworth Hall Drive, grounds 1970s Silksworth Hall grounds Mid-late 20th century infill residential development has obscured Gardens the original layout of the estate and greatly diminished its Trees significance © Crown copyright. All rights reserved. Licence No. 100018385. Date 2009.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 24 Silksworth Hall Silksworth Hall Grounds Silksworth Hall is a grade II listed Edwardian house, built in the Jacobean style by Robert Doxford in 1905. The site was the manorial seat of Silksworth for many hundreds of years, and has probably been occupied for at least 500 years by the various holders of the manor (see historical development on page 6). Courtesy of Doug Smith The current Hall stands in the Silksworth Hall in 1905, shortly after the previous Hall was demolished grounds of at least two earlier Halls; Robert Doxford acquired The approach to the Hall is still made along the narrow, heavily landscaped driveway the previous Hall in the late from Silksworth Lane, the historical access to the Hall. The current Hall was designed to 19th century and is thought sit slightly elevated within its grounds, south-facing, overlooking extensive landscaped to have lived in the old Hall gardens. The principal rooms of the Hall are all oriented to provide desirable vistas across while the new one was built; the gardens which, while significantly diminished in size, remain an extremely attractive Robert’s own photographs feature of the area. show the two alongside each In the early 1970s, the gardens other. During the subsequent to Silksworth Hall were recorded demolition works the remains by the council as being among Courtesy of Doug Smith of a Tudor mansion was the finest collections of tree Tudor remains at Silksworth Hall uncovered (right). specimens in the country. While many of these trees remain, the Other than Doxford’s photographs there is little documentary evidence as to what the grounds have largely been previous Halls looked like, other than plan views on historic maps, which appear to show carved up and sold off for the Hall in different locations and with varying footprints; the changes in footprint may of private housing. Silksworth Hall course indicate extensions rather than wholescale replacements, so it is difficult to still stands in a fairly substantial establish an accurate history of the site from the plans. If any of the earlier Halls had garden, but the original survived, even in ruined form, then the site is likely to have rivalled that of Washington grandeur of the estate (which Old Hall in terms of architectural and historical interest. As it is, the potential opened to the public archaeological interest of the site remains extremely significant, with the possibility of periodically in the mid 20th evidence of human settlement in the area dating back many hundreds of years. century) is sadly now diminished. Silksworth Hall and grounds from the air today

25 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy The Lawns Lodge houses to the Hall The Lawns is a development To the north of the Hall lie The of private housing to the Lodge and West Lodge. Built in a west of Silksworth Hall, similar style to each other, with parallel to Warden Law Lane quirky rooflines and interesting arts but largely screened from and crafts detailing, these houses view by the high boundary appear to date from the late 19th wall to the Lane and the century, and therefore pre-date the dense mature tree belt. current Hall. Although much altered, the Lodges both retain a Silksworth Hall Drive degree of historical and The Lodge, Silksworth Hall Drive The development of Silksworth Hall Drive in the 1970s essentially destroyed a large part architectural interest. of the fine garden of Silksworth Hall. The council initially refused planning permission for the creation of this estate, but lost on appeal. The result is a substantial area of housing North west of the Hall that is of high value, but is architecturally undistinguished, built in the mock-Georgian To the north west of the Hall and east of Warden Law Lane, infill housing development style, popular in its day. Nonetheless, the houses are all built in sizeable garden spaces, (much of which was built in the 1960s and 1970s) has an ad hoc feel to its layout. which add considerably to the character and appearance of the area, and the valued tree Houses are built in the style of “villas”, with large garden spaces and private driveways. canopy of the original grounds to the Hall remains largely intact. The density of the Many of the houses benefit from a sense of seclusion, despite their proximity to each layout therefore has less of a negative impact than it might otherwise. other, largely due to the heavy tree cover in the area.

Although modern developments on Silksworth Hall Drive do not reflect either the style or The site of some of these houses is the original location of the outbuildings to the materials of the historic elements of the Conservation Area, their front boundary walls are Hall (see map below), which probably included stables and coach houses. a particularly attractive and unifying feature that is characteristic of the Conservation Area as a whole. Local residents have been led to believe that parts of Sunderland Old Town Hall, demolished in the early 1970s, were reclaimed and used to build the boundary walls. There would certainly appear to be credence in these claims; the crest (below) is that of the old Sunderland Town, and also the crest of a Sunderland Freemason’ Lodge.

Courtyard arrangement to the west of the Hall on the 1956 OS (outlined in red), now replaced with housing. Left: Silksworth Hall Drive. Right: detail of boundary treatment featuring the coat of arms of Sunderland Town. Note also the numerous glass houses, shown on the plan as hatched areas.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 26 Current issues and possible solutions The historic and architectural interest and integrity of Silksworth Hall The significance of the former grounds to the Hall, however, and the retention of a Conservation Area are potentially at risk of degradation through, for vast number of mature trees that were originally planted as part of the landscaped example, the unsympathetic alteration of residential properties. As with estate provide a strong historical and visual justification to leave the boundaries as originally designated. most attractive historic locations, the Conservation Area is a desirable place In conclusion, the clarity with which the boundaries of the Conservation Area can be to live and has in the past been seen as a desirable area in which to determined, both on the ground and from the air, strongly suggests that there is no develop property; this may continue to give rise to development pressure compelling reason to alter them. in future. Modern infill housing developments have, in particular, impacted on the character of the Conservation Area. The protection of significant Doxford Park open spaces and other key landscape features is also an important issue, Issues Doxford Park is owned and maintained by the council. The overall layout of the park given their contribution to the fundamental character of the area. There is, remains largely the same as it was when Charles Doxford owned the House, and however, a range of possible options to address these issues: these are while this general layout must be retained, the park could nonetheless benefit from outlined below. The Management Strategy in Part Two of this document some improvements. Some park furniture, for example, has become shabby and considers in more detail many of the following issues and establishes a would benefit from coordinated improvement/replacement as necessary. series of objectives and proposals for the future management of the The abundance of trees and other greenery is a significant maintenance issue for the Conservation Area. council and requires careful on-going management (see following section on mature trees). Unmanaged trees may also end up impeding some of the designed views within the park, including those to and from Doxford House. Boundary review Issue Boundaries of Conservation Areas should include all elements that contribute to the special character of an area. In the past some boundaries were, in English Heritage’s view, drawn too tightly. As such, a boundary review is recommended as part of a character appraisal. Silksworth Hall Conservation Area was designated in 1970, so a review is particularly appropriate as the setting of the area has changed considerably in the past 40 years.

Solutions The existing boundary of the Conservation Area remains broadly justifiable, with no clear reason to alter it. The boundaries to the west and east are still clearly defined by the boundaries of the grounds to Doxford House and Silksworth Hall. To the east and south, these boundaries have been strongly reinforced by dense residential development adjacent to the Conservation Area from the 1970s onwards. To the north, the boundary of Silksworth Lane remains unchanged. The extent of infill development in the former grounds of Silksworth Hall might, possibly, be viewed as grounds for a reduction in the size of the Conservation Area.

27 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Water levels in the park dropped many years ago, the cascade hasn’t operated in a Mature trees very long time and through-flow is no longer achieved in the stream that runs along Issues the base of the valley. As previously identified, The walled kitchen garden is an important feature of the park and must be preserved mature trees make an into the future. The walled area is not fully utilised as a garden space (it is partially enormously positive used as a council depot) and the glasshouses that were once a part of the kitchen contribution to the garden have been demolished. The hot walls are in reasonable condition, but are character and damaged in some areas and would benefit from improvements or consolidation. appearance of the Conservation Area, and must continue to be afforded the highest possible levels of protection. Given the maturity of the trees in the Conservation Area there is, however, a risk of their coming under threat from disease and becoming dangerous. Unauthorised felling is also a threat. Mature trees on Warden Law Lane The dense tree canopy that characterises Doxford Park and the wider Conservation Area can also raise issues of safety and the risk of crime.

Solutions There are a number of access routes into the park, none of which do justice to the The council is also responsible for a large number of trees of townscape significance quality of the park; the footpath from the southern end of Warden Law Lane is outiside of Doxford Park and will continue to manage these in the same sensitive particularly poor and would benefit from improvements. manner as those in the park. The council can consider placing Tree Preservation Orders (TPOs) on specific Solutions trees that are deemed worthy of individual protection; the majority of mature trees in The council's Landscape and Reclamation Team are working on proposals to make the Conservation Area (except those in the park) are already protected by a TPO. general improvements to the park and the features/facilities within it, including the Management of the tree canopy should also take into account safety considerations walled garden and the cascade. These broad proposals are outlined in more detail on and the need to allow for natural surveillance of heavily wooded spaces and routes. page 37 of the Management Strategy. Local landowners are responsible for trees on their own land, and are encouraged to The council is responsible for the trees in the park; as such it monitors and manages maintain their green cover to a high standard. the green canopy and undertakes appropriate replanting schemes when and where it If a tree requires removal then the council will usually require a suitable replacement becomes necessary. to be planted in a location to be agreed.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 28 Open space Issues Open space, both public and private, is vital to the character of the Conservation Area. Modern development has, in the past, encroached upon the open spaces of the Conservation Area: the large gardens associated with the Hall have diminished in size significantly with the development of infill housing. All remaining garden spaces may experience further development pressure in the future,or may become neglected, both of which are likely to threaten the character and appearance of the area and should, therefore, be resisted.

Solutions The council can, through the planning system, protect areas of open space from development. This is strengthened in the Character Appraisal and Management Strategy by identifying spaces important to the character and appearance of the conservation area as ‘significant green spaces’ to be protected from development (see map on page 3). Green spaces in private ownership, including even the smallest gardens, also make a This section of wall on Warden Law Lane has had the original coping replaced, part of which is missing, and features some inappropriate cement pointing key contribution to the character and appearance of the Conservation Area. Owners are encouraged to continue to maintain these spaces to a high standard, and the Building maintenance and alteration council will continue to resist development pressure in garden spaces. Issues Buildings in conservation areas are sometimes seen to be suffering the symptoms of Boundary treatments a general lack of maintenance, which can lead to the degradation of historic fabric Issues and features. Some owners are, unfortunately, reluctant to devote the necessary The random limestone walls on Warden Law Lane are a key characteristic of the resources to maintain their premises to a standard befitting their architectural or Conservation Area, but are only protected from insensitive repair in certain areas, historic importance, or that of their surroundings. It is notable, however, where the wall is Listed. Parts of the walls are at risk of partial or total demolition, or of that there are currently few buildings in Silksworth Hall Conservation Area that appear being detrimentally altered, either through poor, ill-informed repair, or through a lack to be suffering from a lack of maintenance. This is a reflection of the value and pride of maintenance. This includes the low stone boundary walls to the modern houses on residents place on the location in which they live and is an admirable characteristic of Silksworth Hall Drive, which have a unifying effect within the rest of the Conservation the Conservation Area. Area. Vacant historic buildings are of particular concern, as their vacancy can have a Other boundary treatments in the Conservation Area add little to its essential significantly detrimental effect upon both the historic fabric of the building in character and would benefit from replacement or improvement. question, and on the character and appearance of the Conservation Area as a whole. Relatively minor alterations to buildings can, over time, have a significant effect on the Solution street scene and overall quality, character and appearance of an area. Many modern Guidance on the sensitive repair and maintenance of limestone walls is provided on alterations, such as the replacement of timber sliding sash windows with uPVC page 43 of the Management Strategy. alternatives, appear harsh and are damaging to the historic fabric.

29 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Important historic features to protect in the Conservation Area include original doors area; it would be detrimental to the setting of the Conservation Area if this land were and doorcases, original windows, natural slate roofs, chimney stacks and pots, cast to be developed. iron rainwater goods and traditional boundary enclosures. Solutions Solutions New development may make a positive contribution to the Conservation Area, but In the first instance, regular maintenance should be carried out to prevent or at least not if it involves the loss of historic buildings or open spaces of significance. A building delay the need for repairs. Repairs should only be undertaken where considered or feature that is contemporary to Silksworth Hall Conservation Area’s key periods of strictly necessary to slow down the process of decay without damaging the character development (early 20th century or older) will, therefore, contribute to the of the building. A guide on how to assess the maintenance needs of historic buildings Conservation Area’s special interest and hence proposals to demolish will be resisted is available from the council’s conservation team. in accordance with UDP policy. The townscape map on page 33 identifies those Where repairs are considered, a traditional approach should be adopted, replacing buildings and spaces which make a positive contribution to the Conservation Area decayed material on a like-for-like basis. In certain circumstances, the fabric may be and will not normally be considered by the council as appropriate for redevelopment. beyond repair and the replacement of features necessary. It is imperative, however, The Management Strategy provides general design advice for new developments in that the unnecessary loss of historic fabric is avoided. In some cases original windows the area, to be applied in specific cases by the conservation team. have been replaced when they could have been more appropriately repaired. The The open space to the north of the Conservation Area is identified in the UDP as discreet insertion of modern draught seals can greatly enhance the performance of leisure land, and is therefore to be protected from development. sash windows in respect of heat retention and ease of use. There are local contractors that can undertake such work far more cheaply than the cost of replacement. The council will continue to work with the owners of vacant buildings in order to find a sustainable long-term use for them, with a view to preserving and enhancing the buildings and their grounds.

New development Issues New development can pose a significant threat to the historic environment. The character of Silksworth Hall Conservation Area has particularly suffered from the effects of modern housing developments, especially in the former grounds of the Hall where several infill developments sit uneasily within the original layout and character of the area. The Conservation Area now has no appropriate space for new development, as most gap and infill sites have already been utilised. Nonetheless, it is a possibility that applications will be made to redevelop existing buildings or develop currently unused spaces/large gardens. New development adjacent to conservation areas can also have a significantly negative impact upon their character and appearance. Although the east, south and west sides of the Conservation Area have been developed in the past, the northern end remains green open space and makes a contribution to the character of the

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 30 Issues and solutions

Unadopted road-potential Structures/land in need of maintenance issues repair /improvement Boundary wall at risk of insensitive repair Poor signage into park “Building at Risk”-English Heritage: Building with negative impact on Heritage at Risk Register townscape Poor access into park Boundary treatment that may benefit from improvements Vacant and derelict building © Crown copyright. All rights reserved. Licence No. 100018385. Date 2009.

31 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Townscape contribution

Positive townscape value Neutral townscape value Negative townscape value Significant open space inside conservation area Significant open space outside conservation area © Crown copyright. All rights reserved. Licence No. 100018385. Date 2009.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 32 33 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Part Two - Management Strategy Management Strategy Part One of this study has identified and appraised the special N.B. The Management Strategy has been devised as planning guidance to assist the characteristics and features of the Silksworth Hall Conservation Area. Part council in preserving and enhancing the ‘special architectural and historic interest’ of the Two, the ‘Management Strategy’, addresses in more detail the issues raised Conservation Area. It is not a management plan for the area in a wider sense. For example, it does not consider social issues in the area such as crime and antisocial in the appraisal. It establishes a number of management objectives and behaviour. Such issues are outside the scope of this document. proposals to facilitate the more sensitive and proactive management of the Conservation Area, thus ensuring that its special interest is better preserved and enhanced into the future. Measures through which the objectives and proposals may be achieved are discussed and an agenda is established that will be pursued as resources allow, to secure the future conservation of the Conservation Area. Its primary objective may therefore be expressed as follows:

MANAGEMENT OBJECTIVE 1: To ensure that the special architectural or historic interest of the Silksworth Hall Conservation Area is preserved and enhanced for the benefit of current and future generations and for the enrichment of the city’s built heritage

Management objectives and proposals The Primary Objective sets out the overarching vision of the Management Strategy - the sustained conservation of the heritage assets that make up the Silksworth Hall Conservation Area. The following strategy will be divided into Management Objectives which establish a broad vision, followed by specific Management Proposals which are the means by which the objective may be achieved and will be pursued as resources allow. The proposals seek to address the key issues which threaten the integrity of the Conservation Area. These proposals form the basis of a mid-to-long term strategy for the future management of the Conservation Area and are summarised in the final section of the study, which also discusses the factors that will affect their implementation and the envisaged timescales involved.

35 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Management objectives and proposals: Doxford Park

MANAGEMENT OBJECTIVE 1: To ensure the preservation and PROPOSAL 1b: The council will investigate the possibility of obtaining enhancement of Doxford Park as a public park and late 19th/ early funding in order to undertake improvement works in the park 20th century designed landscape The council’s Landscape Team has drafted a series of proposals to make improvements to the park and continues to investigate potential avenues of funding to implement such PROPOSAL 1a: The council will continue to maintain and manage works. More comprehensive proposals, such as those outlined below, would only be the park, its open spaces, planting and mature tree cover undertaken in conjunction with the local community and as a result of consultation with local amenity groups, in particular the Friends of Doxford Park. The following proposals do, however, give an indication of the council’s aspirations for the park, largely from a conservation perspective. Note that the walled garden and water features are dealt with separately in Proposals 1c and 1d. The indicative map on page 39 illustrates some of the council's proposals for the park.

Planting The park was originally a designed landscape, created by gardeners as the setting of Doxford House. Any future planting schemes, particularly on the slope opposite Doxford House, should ideally be undertaken using plant species that would have been typical of the late 19th century to reflect the period the garden was originally laid out. The rockery (below), to the west of the park opposite Doxford House, is also part of the cascade designed by Charles Doxford. Whether or not the flowing water can be reinstated in this location, the rockery could be planted up with alpine species in the style popular in the early 20th century when the rockery was first formed.

Doxford Park is fundamental to the character of the Conservation Area; comprising almost half of the Conservation Area it makes a hugely significant contribution to its essential character, provides the historic setting of Doxford House and other buildings, and is an important local leisure resource. The council is responsible for the day-to-day maintenance of the park, which includes management of the tree canopy, general planting, and maintaining public facilities such as the car park and toilets. The council will continue to maintain the park to the highest possible standard, undertaking improvement works where possible (see below).

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 36 Furniture PROPOSAL 1c: The council will seek to prepare a schedule of repairs to The park was made public in the 1960s when Doxford House was bequeathed to Sunderland Corporation by Aline Doxford; before this time the park was the private consolidate the hot wall and kitchen garden and investigate the possibility garden to the House and it is unclear as to whether there was any seating in the garden. of restoring this unique feature to its original form in the future With the exception of seating in the walled garden, existing benches and litter bins in the park are in poor condition and fail to contribute positively to the special character of the As identified in the character appraisal, the park. Unless evidence of early furniture comes to light it will be preferable to introduce a walled kitchen garden is of significant historic new coordinated range of high quality seating, signage and litter bins, where necessary. and architectural interest, and should be Care should be taken, however, to avoid cluttering of such items throughout the park. preserved and enhanced. Unfortunately, the wall is in a generally poor condition, having Children’s play deteriorated over a number of years. It is There are currently no formal children’s play facilities within Doxford Park; while such a evident from visual inspection that some feature would clearly not have been a part of the traditional garden setting, the basic repairs are required to consolidate the introduction of play facilities is likely to increase use and popularity of the park and help structure and stem any further erosion, to ensure its sustainability as a public amenity space. including the removal of plant growth, re-pointing and possibly cleaning areas of the Other facilities brickwork, and the re-laying of any loose bricks. Existing facilities within the park are limited; the toilet block (below) is an unattractive The south wall, in particular, is currently covered by a considerable amount of plant cover structure and appears to be permanently closed. The council could make provision (including some growth in cracks in the mortar): while this gives the wall a very attractive within the park for toilets and improved car parking space. Additionally a plant nursery, appearance, it is likely to be causing damage to the fabric of the wall and may be café and indoor/outdoor teaching space might be appropriate inclusions: the restoration undermining its structural stability. The condition of the walls should therefore be fully and conversion of the currently derelict ‘The Gardens’ cottage at the entrance to the investigated through a structural survey to inform the preparation of a more detailed park could provide the accommodation for a number of facilities and secure the specification of repair works to ensure its sustainability into the future. preservation of an historic property that was once ancillary to the House. More comprehensive works, including the reinstatement of missing brickwork, would be desirable in the longer term in the interest of restoring to its original form a unique and highly significant feature of the Conservation Area. An archaeological appraisal of the walled kitchen garden would inform the restoration works, including establishing definitively the original method of heating.

Ideally, the whole of the walled garden should be returned to use as a kitchen garden. Historic maps indicate that there were originally glasshouses connected to the walled garden - some within the walls and some adjacent. Proposals to fully reinstate the kitchen garden might include the creation of a modern interpretation of the glasshouses, perhaps incorporating visitor facilities within them such as a café and garden shop. Interpretation material should be provided on site, providing visitors with information as Above: the now apparently disused toilet block to the north-west of the park is of very poor appearance and detracts from the park's special interest. to how the walls worked and what would have been grown in the kitchen garden. This

37 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy information would, preferably, be linked to a growing project, perhaps undertaken with a local school, expanding upon the current use of the garden (see also Proposal 1g below). PROPOSAL 1e: The council will encourage the restoration and re-use of ancillary estate buildings within the park

The two remaining ancillary estate buildings within the park are ‘The Gardens’ (left) and Meadow Nursery Cottage. The Gardens, owned by the council, is currently standing derelict and has recently suffered fire damage. Above: the western half of the walled garden is currently used as a maintenance depot. The white section of the wall indicates the location of a structure, probably a glass house. The council is seeking to repair the shell of the building and refurbish its interior, and PROPOSAL 1d: The council will investigate the possibility of restoring is exploring potential users the park’s water features, including reinstating the flow of water that would return the building through the cascade and cascade pools into beneficial usage and secure its future. Uses that may be considered include a mess room for park staff, and offices and meeting room space with potential opportunities for use by local or The water feature in the valley is a key component of the character of the park. It would charitable community organisations. Meadow Nursery Cottage has been returned to use, appear from map evidence that the Beckwiths utilised the small stream that ran through having stood empty for some time, although the use is not related to the park. the grounds to the House and created a small lake. Charles Doxford later created the cascade and cascade pools (now empty, right). The council has obtained funding to investigate the condition of the lake with a view to its general refurbishment. There would appear to be little opportunity to PROPOSAL 1f: The council will investigate measures to improve the restore the lake to its original condition quality, appearance and perceived safety of access routes into and having lost the major water source, but through the park it may be possible to control the water quality by mechanical means, either The approach from Warden Law Lane is currently not of a standard appropriate to any through water circulation or public park, let alone an historic garden in a conservation area. The path and its general oxygenation. Unfortunately there is no environs are extremely poor and require significant improvement. The boundary real possibility of restoring the cascade treatment, which consists of metal security fencing and patchy timber boarding, is due to the problem of water shortage. extremely unattractive and fails to make any kind of positive impression upon the visitor. Options are currently being studied The path is enclosed and provides no natural surveillance, resulting in a distinctly towards using the cascade as a rock or unpleasant experience; this is further compounded by the negative impact at the alpine garden - this would be southern end of the park of the large blank gable of the adjacent supermarket building. dependent on future funding.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 38 Indicative management proposals: Doxford Park

Above left: the footpath from Warden Law Lane; above right: the arch through the southern wall of the kitchen garden To the north-west, the access into the park is completely different; a wide opening from the road into a small car park creates a far more appealing impression, although this too would benefit from improvements. Signage is poor, as is the car parking provision. Once visitors move through the parking area, however, the park proper is accessed through an attractive (but sadly vandalised) brick arch on the southern wall of the kitchen garden. Enhancing access routes into the park - for example by improving surfaces and boundary treatments - should encourage patronage of the park and reflect the special heritage significance of the park.

PROPOSAL 1g: The council will support the production and Maintain woodland installation of historical interpretation material within the park, Improve access Improve signage/ particularly within the walled kitchen garden interpretation Improve water quality/ movement Given the rich history of the park, there is a wealth of information that should be Provide new upgraded tapped into and made available for visitors to the park to access. This may take seating various forms, the most obvious of which would be information boards that explain Screening of negative features how the gardens relate to the House, their earlier layouts, how the kitchen garden Restore traditional operated and was planted up, what the ancillary buildings were used for (including garden/structure Provide new facilities eg those now demolished), and possibly including old photographs and local anecdotal WCs evidence as to the park’s past. All of this information is likely to significantly enrich the Potential area to provide visitor experience and is available from local people and heritage groups, who should new play facility Potential for conversion be consulted on and involved in the production of such interpretative material. and re-use © Crown copyright. All rights reserved. Licence No. 100018385. Date 2009.

39 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Management objectives and proposals: open space

appearance of the Conservation Area would be severely diminished. It is important that MANAGEMENT OBJECTIVE 2: To secure the preservation and these garden spaces are protected from development. This is in accordance with enhancement of the Conservation Area’s other significant open Supplementary Planning Guidance 6 (Backland Development) of the adopted Sunderland spaces UDP, as well as policies B4 and B6, relating specifically to conservation areas and policy B10 which relates to the setting of Listed Buildings.

PROPOSAL 2a: The council will encourage the maintenance of all In addition to open spaces within the Conservation Area, there is a large piece of land to open spaces within the Conservation Area, both public and privately the north of the Conservation Area, which includes Foxhole Wood. This has, for centuries, owned provided the landscape setting for Silksworth, and is the only significant piece of land adjacent to the Conservation Area that has not been developed. This land is identified in The council is responsible for a number of open spaces within the Conservation Area, in the UDP as open/leisure space and hence is protected from future development. This addition to the park, which is covered in management objective 1. The council will position is strongly supported from a conservation perspective, in order to preserve the continue to manage these spaces to a high standard, with particular reference to the last vestige of the area’s traditional landscape setting. tree canopy (see proposal 2c, below).

Owners and occupiers of properties in the Conservation Area are encouraged to continue to manage their garden spaces to a good standard for the contribution they make to the landscape character and appearance of the area.

PROPOSAL 2b: No additional infill development will be permitted within the gardens and other open spaces of the Conservation Area

In order to preserve the landscape settings of both the historic buildings and more recent development, retain as much evidence as possible of the historic settlement pattern and protect the established and distinctive character of the Conservation Area, no further development should occur in open spaces, including gardens, within the Conservation Area.

The council recognises that a significant level of infill development has already taken place within the former grounds to Silksworth Hall, to the detriment of its setting. Any further development will further diminish the traditional landscape setting of the Conservation Area, and this is considered to be unacceptable.

Any further development in the garden spaces of the Conservation Area will significantly reduce the attractive setting they provide to the historic houses, as well as evidence of the original settlement pattern. As a consequence, the distinctive character and Above: Foxhole Wood and associated open space to the north of the Conservation Area

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 40 PROPOSAL 2c: The council will continue to carefully manage mature trees to ensure that a desirable tree canopy is sustained throughout the Conservation Area.

As identified in the character appraisal, mature trees contribute significantly to the special interest of the Conservation Area and the canopy is fundamental to its special character. As such, it is important that the council continues to afford this feature protection, whilst also managing the canopy to prevent trees from becoming too large or potentially dangerous.

All trees in conservation areas enjoy a measure of protection, in that notice must be given to the local planning authority before works can be carried out to them (this includes lopping as well as felling). Local landowners are responsible for trees on their own land, and are encouraged to maintain them to a good standard.

Many trees in the Silksworth Hall Conservation Area (particularly within the former grounds of the Hall) are subject to Tree Preservation Orders (TPOs) and are thus afforded a higher level of protection. Many of the trees on private land in the area are also subject to TPOs. The map, right, identifies all trees subject to TPOs in the Conservation Area.

Tree Preservation Orders are usually made to protect trees which make a significant contribution to the amenity of an area, and they may be made when it is felt that a tree may be under threat. TPOs make it an offence to cut down, lop, top, uproot, wilfully damage or wilfully destroy a tree without first getting permission from the council. It is generally the case that offenders are heavily fined and also required to bear the cost of planting suitable replacements.

Plan illustrating the location of Tree Preservation Orders in Silksworth Hall Conservation Area - green dots are individual protected trees, green shaded areas are protected copses.

41 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Management objectives and proposals: boundary treatments Mortar repairs MANAGEMENT OBJECTIVE 3: To secure the preservation and The walls on Warden Law Lane are a traditional random rubble construction, with stones sympathetic repair and restoration of historic boundary treatments of irregular sizes and shapes, with a lime mortar between the stones. in the Conservation Area Much of the original lime mortar has been replaced over the years with a cement-based mortar, which is inappropriate and damaging to the stone. There are several advantages PROPOSAL 3a: The council will provide guidance on the maintenance to using a lime mortar: and repair of limestone walls to ensure that their distinctiveness is appropriately conserved Lime mortar is “softer” than the limestone around it, meaning that rainwater can enter the mortar and travel through it, rather than into the stone. This means that, over time, the mortar decays rather than the stone Because cement mortars are “stronger” than lime, rainwater finds it incredibly difficult to penetrate the mortar and instead enters the stone work. This can result in the rate of decay of the stone being accelerated, leaving the mortar standing proud (e.g. below) The lime in lime mortars is a form of calcium carbonate, the same basic component as limestone. This means that if you put a lime mortar next to limestone and add water (i.e. rainwater) then minor chemical reactions can occur naturally which effectively result in the mortar and the stone “self-repairing” where small cracks or fissures appear, giving the structure a degree of flexibility where cement would simply crack Lime mortars are naturally better matched to the surrounding stone in terms of appearance, particularly where attractive sands and gravels (aggregates) are included in the mortar

The limestone boundary walls that run along both sides of Warden Law Lane are identified in the preceding character appraisal as being of significant historic and townscape value. Although the walls are not Listed in their entirety, they should be treated as though they are. All works to the walls should be undertaken in a sensitive manner, with advice from a specialist stone mason and officers from the council’s conservation team. Works to those sections of the wall that are Listed are likely to require Listed Building Consent; note that it is a criminal offence to undertake unauthorised works to Listed Buildings. In order to ensure that the traditional stone walls to either side of Warden Law Lane are preserved and enhanced for future generations, the council will continue to provide advice and guidance on the repair and maintenance of the walls. The following section outlines the principles of traditional stone wall construction and Above: the effects of using too “strong” a mortar - the stone face has eroded behind the level of the gives advice on maintaining and repairing such structures. surrounding mortar joints, which are left standing proud of the stone

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 42 As lime mortars are “soft”, they were never intended to last forever. As such, it may be Maintenance necessary to repoint areas of mortar from time to time, but only when the mortar has General maintenance of traditional stone walls is essential in order to ensure their weathered back to a depth equivalent to the width of the joint, or where it has become long-term survival. Owners should check them regularly for significant cracks, stone very loose. Repointing should always be undertaken with lime mortar, to a specification erosion and loose mortar. Where mature trees grow close to the walls owners should agreed by the conservation team. Cement-based mortar will not be acceptable. Where check whether roots could begin to destabilise the structures - if this is the case then cement mortar has already been used, it may be beneficial to carefully remove it, but in advice must be sought from the council's conservation and development control teams many cases it may preferable to wait until the mortar works itself loose, as removal can having regard for the preservation of both the wall and the tree. cause damage to the stone work. A trial area should be removed to establish the degree of damage it will cause, and only hand tools should be used to rake out the existing mortar. PROPOSAL 3b: The council will resist all future proposals to create Left: although the post new openings in historic boundary walls box is a charming and attractive feature of the wall on Warden Law The boundary walls on Warden Law Lane make a significant contribution to the character Lane, the way it has of the Conservation Area. Although there are a number of historic openings in the wall, been inserted into the some of which are of significant character in their own right (such as the gate to wall has resulted in an unsightly area of poorly Silksworth Cottage), it would be extremely detrimental to the character of the lane if any finished cement mortar, further openings are created. This proposal is further supported by proposal 2b, which which may also be states there is to be no new development in existing garden spaces, hence there should causing some damage to the surrounding be no requirement to create additional openings in the future. stonework. Note the greenish discolouration PROPOSAL 3c: The council will encourage and, where possible on the stone to the bottom left of the post facilitate, the improvement/ protection of other boundary box; this is probably treatments in the Conservation Area evidence of dampness due to water entering the stone, rather than In addition to the historic stone walls on Warden Law Lane and the walled garden in the adjacent mortar. Doxford Park (see proposal 1c), the Conservation Area features a variety of boundary enclosures. There are some examples of attractive boundaries which should be protected, Stone repairs such as the cast iron railings to the Lodge on Warden Law Lane and low stone walls on Limestone weathers naturally and some erosion on the face of the stones indicates their Silksworth Hall Drive. There are also examples of boundaries that use poor quality materials age and often adds considerably to their character and appearance, particularly on and fail to reflect the historic character of the area, such as the southern boundary of boundary walls. Provided that the weathering has not begun to undermine the stability of Silksworth Hall which features timber posts and wire. Security fencing to Doxford Park the structure, there is no reason to replace or repair the stones and remove the patina of should be removed and replaced with a more appropriate, high quality design. age. Where stone repairs have become unavoidable, the works should be specified by an experienced stone mason and care must be taken to find as close a match for the stone as possible in terms of both appearance and geological composition.

Where the original coping stones which cap the walls have been lost, owners are encouraged to reinstate these to the original design. Above: cast iron railings to the Lodge, Warden Law Lane

43 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Management objectives and proposals: building maintenance and alterations

Doxford House is, however, currently vacant and is on the English Heritage “Heritage at MANAGEMENT OBJECTIVE 4: To ensure that individual buildings Risk Register 2009” as it is a grade II* listed building. (The HAR Register only contains continue to make a strong positive contribution to the Conservation grade I and II* buildings). Listed Building Consent has been granted for the sensitive Area's special character and interest conversion of Doxford House into apartments with a new extension to replace the existing poor quality 1970’s addition, but planning permission is yet to be obtained and it is uncertain whether there is still a desire to implement this scheme, especially in the PROPOSAL 4a: The council will continue to support the owners and current economic conditions. In the meantime, the building is at risk of further managers of key buildings in the Conservation Area, offering design deterioration which could further threaten the viability of a scheme to return it to guidance with a view to “informed conservation” beneficial use. The owners are therefore encouraged to adopt a regular maintenance programme in the interim period prior to building works to protect the integrity of the Such key buildings include Doxford House, Doxford House Lodge, Silksworth Hall, listed building. Such works may include the clearing of debris from the gutters and works Silksworth Cottage and the various ancillary lodge buildings, and are all (listed or to ensure the building remains wind and water tight, for instance renewing any broken otherwise) significant for the contribution they make to the fundamental character of the panes of glass and re-fixing displaced roof slates. Discreet security measures may also be area. It is imperative that all of these buildings and their settings continue to be protected necessary to safeguard the building from vandalism and breakages. and sensitively managed and conserved in order to preserve their special qualities. The council's conservation team will offer design guidance to encourage (and where necessary require) owners to take special care in conserving their properties to appropriate conservation standards.

PROPOSAL 4b: The council will approach owners of properties that become vacant and/or in poor condition to require/encourage appropriate maintenance and improvement works as necessary

Simple maintenance works, such as repainting facades and window frames, can make a dramatic positive contribution to the character and integrity of historic buildings. Regular maintenance can also prevent more severe defects or repair needs from emerging in the longer term, which can be very costly to address when compared to the minimal cost of on-going remedial works such as painting. This applies equally to both historic and more recent buildings in the Conservation Area.

The council has the power to serve Urgent Works Notices on properties which deteriorate to such a state that works are urgently needed for the preservation of the building. Such notices require the owner to undertake a specified range of works normally to make the building watertight and weatherproof. Fortunately, the condition of properties in the Conservation Area is generally very good, reflecting the quality of the Doxford House October 2009. The building is vacant and deteriorating with doors boarded-up and window area and its desirability as a place to live; hence, this course of action is unlikely to occur. panes cracked or missing.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 44 PROPOSAL 4c: The council will continue to provide design guidance to owners of residential properties in the Conservation Area for both major and minor alterations

Relatively minor alterations to buildings can, over time, have a significant effect on the street scene and overall quality of the character and appearance of an area. Many modern alterations, such as the replacement of timber sliding sash windows with uPVC alternatives, appear harsh and will damage the historic fabric.

Original timber windows should not be replaced unless absolutely necessary. In most cases they can be successfully upgraded in-situ by a joiner, bringing energy efficiency up to the requirements for historic buildings in part-L of the Building Regulations, at a fraction of the cost of replacement. There is also a strong argument to suggest that timber windows are a far more sustainable option than plastic - uPVC windows require a relatively high energy input in the creation stages, involving the use of chemicals and hydrocarbons that are potentially harmful to the environment, whereas timber can be repaired easily and can be obtained from sustainable sources. Plastic windows also have a relatively short life: they cannot be repaired in the same way as timber and cannot be satisfactorily painted when, with time, they begin to discolour. Furthermore uPVC cannot be recycled when it is at the end of its useful life, unlike timber, which is biodegradable.

In addition, the visual characteristics of uPVC units are quite different to the traditional appearance of wooden windows. Their shiny texture, method of opening, proportions of glazing bars and general lack of detailing all give a very different visual effect to typical wooden sash windows. As a result, uPVC windows appear out of context in historic buildings and are generally harmful to the historic character of the Conservation Area. Likewise, artificial roof slates do not reflect the traditional appearance of natural slate.

In view of the above and in the interests of conserving the special historic interest of the Conservation Area, the council will always encourage (and, where possible, require) the use of appropriate traditional materials when carrying out repair and alteration works.

45 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Management proposals and objectives: archaeology Unexpected Archaeological MANAGEMENT OBJECTIVE 5: To ensure that the underlying Finds: archaeology of the Conservation Area is preserved and, where The Government’s Planning Policy possible, recorded Guidance (PPG) note 16 “Archaeology and Planning” provides PROPOSAL 5a: The council will work in conjunction with the Tyne advice on the rare circumstance and Wear County Archaeologist to utilise all opportunities to when exceptional and unpredicted remains are encountered while preserve, explore and record archaeological evidence in the development is in progress. There Conservation Area are powers at the discretion of both the Secretary of State, and the Any proposed ground works in the Silksworth Hall Conservation Area are likely to involve Planning Authority to intervene to the disturbance of archaeological evidence of the area’s history. As such, early ensure that nationally important consultation with the County Archaeologist is paramount. The County Archaeologist will remains are protected. The developer provide an initial appraisal of the likelihood that archaeologically sensitive deposits may can insure against any resultant loss, be present which need to be considered for any specific planning application; this is and would, if all appropriate steps estimated from existing records, including historical accounts, and reports of have been taken, be entitled to archaeological work in the vicinity, in conjunction with a number of sources which compensation. In most cases, it has suggest the nature of deposits on the site, like bore-hole logs and cellar surveys. This is proved possible to achieve a presented in a standard format, known as a “desk top assessment”. If the assessment satisfactory conclusion through concludes that archaeological deposits may be present, archaeological evaluation voluntary negotiation. The best trenching may be recommended as a second phase of work. If archaeological deposits insurance is to take the appropriate are found in those preliminary trenches, further open area excavation would potentially steps (assessment, evaluation etc) at be required to fully record the remains before development commences. The County the right time. Courtesy of Doug Smith Archaeologist will also give advice on the steps that may need to be taken at each stage Above: a Russian cross found in the old Priest's well to the of the planning process. Previous archaeological finds and other historical evidence can south of the Conservation Area (on the site now occupied by be found on the Tyne and Wear Historic Environment Record; this is a comprehensive the supermarket car park), believed to be a religious antiquity record that is compiled and maintained by the County Archaeologist and can be viewed belonging to Lady Beckwith, a Catholic convert online at www.twsitelines.info. A summary of HER records can be found in the appendix. Building recording In many cases the small scale of the disturbance associated with a development, or the Where buildings form a component of the archaeological resource, prior to renovation, low probability that archaeological remains will have once existed, or survived on the site, conversion or demolition it may be appropriate to undertake “building recording”. This is will mean that a much lower level of observation and recording is required. Known as a not restricted to Listed Buildings, which are selected mainly on architectural criteria. Many “watching brief”, this is the time-tabled attendance of a suitably qualified archaeologist outwardly unprepossessing structures are important in forming a link with past employed by the developer at the point when digging is underway. Any archaeological communities and industries, and will merit recording by qualified archaeologists or deposits encountered will be quickly recorded and any finds collected, without undue building historians to an agreed specification which will reflect the importance of the disruption to the construction work. Again, the County Archaeologist will provide the structure and detail the most suitable recording methodology (for example photographic specification for the watching brief. survey, elevation recording etc).

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 46 Management Strategy: Summary of Objectives Implementation of management objectives Proposals Timescale Financial sources/ Recommended action Whilst the council can effectively manage and improve aspects of the Conservation Area Short (1-3 yrs) implications and satisfy certain management objectives and proposals through direct physical Mid-long (3-10 yrs) measures, its development control function and providing advice and guidance, the 1. Doxford Park implementation of several proposals will be dependant on factors outside its direct 1a Maintain and Continuous Public funding/ Ongoing control. manage ongoing maintenance budget 1b Funding for Continuous Public funding Investigate funding sources/establish Financial implications improvements required community dialogue Many of the proposals will require significant public and/or private investment to facilitate 1c Walled kitchen Mid-long term Public funding Consult and investigate garden required their implementation. For example, the implementation of the proposed works in Doxford Park, public realm improvements, or other environmental enhancement works will 1d Water feature Short term Public funding Consult and investigate require considerable public investment. Such funding is difficult to secure, especially in required 1e Estate buildings Mid-long term Public/partnership Consult and investigate the current financial climate with the council facing increasing budgeting constraints funding from Central Government. There is currently no such funding identified for Silksworth Hall 1f Access Mid-long term Public/partnership Consult and investigate Conservation Area. funding 1g Interpretation Short term Public funding Investigate funding sources/establish required community dialogue Further work required 2. Open space Further and more detailed work will, in addition to securing funding, be required to bring 2a Open green space Continuous Ongoing maintenance Continue careful management forward certain objectives. In particular, further research and design work will be needed budget to inform any further environmental improvements. 2b Private gardens Continuous Private investment Encourage maintenance/ management 2c Trees Continuous Ongoing maintenance Continue careful management Envisaged timescales budget/private The timescales indicated in the table for the implementation of the management investment 3. Boundaries objectives are deliberately vague due to the uncertainty surrounding the factors they are 3a Repair of historic Continuous Private investment Provide guidance and encourage dependant upon. Some of the objectives may not be achieved in the next 10 years, walls maintenance whilst others might be implemented sooner than envisaged. In the final analysis, the 3b Protection of walls Continuous None Control and guidance availability of financial support will the key factor in expediting many proposals. Several 3c Other boundaries Continuous Private investment Control and guidance 4. Individual buildings items are, however, matters of the ongoing management and regulation of change, 4a Informed Continuous Private investment Provide guidance, control through rather than substantial capital works. conservation planning system where appropriate 4b Vacant properties Mid-long term Public fuding/private Investigate, control through planning investment system 4c Design guidance Continuous None Control and guidance 5. Archaeology 5a Preserve and record Continuous Private investment Control and guidance finds

47 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy Appendix 1 - UDP policies Conservation Areas Archaeology B4 All development within and adjacent to Conservation Areas will be required to B11 The City Council will promote measures to protect the archaeological heritage preserve or enhance their character or appearance. To this end the council will of Sunderland and ensure that any remains discovered will either be physically issue planning/design guidance for the various areas from time to time. preserved or recorded.

B6 The council will preserve and enhance the character or appearance of B12 There will be a presumption in favour of the preservation of scheduled ancient Conservation Areas; measures will include:- monuments and other nationally important archaeological sites. Planning (i) Encouraging the retention of existing buildings and the improvement of permission for development which would have an adverse effect on their site or features, open spaces, historic street patterns and plot boundaries; setting will be refused unless exceptional circumstances prevail. (ii) Encouraging the retention of existing mature trees; (iii) Introducing controls over the display of advertisements; B13 The City Council will seek to safeguard sites of local archaeological (iv) Seeking, where appropriate, to control development by the use of Article 4 significance. When development affecting such sites is acceptable in principle, the Directions; council will seek to ensure mitigation of damage through preservation of the (v) Giving special attention to the preservation of important views into and out remains in situ as a preferred solution. Where the physical preservation of remains of the area; in the original situation is not feasible, excavation for the purpose of recording will (vi) Restoring highways and verges by use of appropriate materials and planting, be required. encouraging utility companies to respect such works; (vii) Reducing the impact of traffic where possible by diversion and traffic B14 Where development proposals affect sites of known or potential archaeological calming measures; and importance, the city council will require an archaeological assessment/evaluation (viii) Promoting environmental improvement and enhancement programmes. to be submitted as part of the planning application. Planning permission will not be granted without adequate assessment of the nature, extent and significance of the B7 Applications for demolition of unlisted buildings in a conservation area will be remains present and the degree to which the proposed development is likely to determined by the extent to which the integrity, character and appearance of the area affect them. is affected, taking into account any replacement proposals. Where unlisted buildings make a positive contribution to the character or appearance of a conservation area, B15 Where major developments involve large-scale ground disturbance in currently the criteria in Policy B8 which concern the demolition of listed buidings will apply. undeveloped areas, the city council will determine whether, and to what extent, an archaeological assessment is required. Listed Buildings B8 There will be a presumption in favour of retaining listed buildings. Demolition in B16 Where any historic sites and monuments are discovered provision will be made whole or substantive part will only be given consent when all other avenues for for an appropriate level of assessment, recording and preservation (in advance of retention (including preservation or enhancement in charitable or community or if necessary during construction) commensurate with the importance of the find. ownership) have been explored and found not to be feasible or it is considered that redevelopment would produce substantial benefits for the community which would B17 The City Council will undertake and encourage schemes for the manage- decisively outweigh the loss resulting from demolition. Consent will only then be ment, interpretation and promotion of important features including:- given when planning permission for an acceptable replacement development has (i) Listed buildings; been granted, which will also be subject to conditions requiring the letting of a (ii) Ancient monuments; contract prior to demolition. (iii) Conservation areas; and (iv) The urban riverside. B10 The City Council will seek to ensure that development proposals in the Measures will include the provision of information boards and plaques, appropriate vicinity of listed buildings do not adversely affect their character or setting. signposting and improvements to access.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 48 Appendix 2 - Tyne and Wear HER

Site Evidence Description feeding the pond. To the north is a kitchen garden Prehistoric Find On Thursday 5th June, 1879 some workmen found a (HER 5230). The walk to the kitchen garden is via a burial stone coffin on land between the estates of Mr. beech avenue. Silksworth or Doxford House is Chapman, of Silksworth Hall, and Mr. Beckwith of probably late 18th century or early 19th century. Silksworth House. The coffin was found to contain Christopher Maling lived briefly at the house. The “human remains, together with antique weapons”. remains of a fountain survive in the pond. Steeple Hill Levelled In February, 1876, the small natural mound of sand and Walled Garden, Structure Kitchen garden within Doxford Park with superb brick barrow Earthwork gravel, with small barrow on top, called Steeple Hill, was Doxford Park walls. Some were used as hot walls for growing fruit. Many removed. Inside it was cist which contained a contract- flues are visible due the deterioration of the structure. ed skeleton, and two Food Vessels, in one of which was Icehouse, Structure Fiona Green identifies the cave-like structure on the a cremation. Nearby was a second skeleton. The area is Doxford Park west side of the pond as an icehouse (NZ 3739 5283), now covered by allotments. however this was apparently built by Charles D. Polished axe, Find A large, coarse sandstone axe was found at Doxford Doxford (d. 1935) to house the generator that drove Doxford Park Park in a ‘load of earth’ during road making 1972 and the cascade from the top of the rocks into the pond retained by the finder. The object is described as beneath. A more likely candidate for an icehouse or follows: length 134 mm, max width 46 mm, max perhaps a game larder is the semi-subterranean brick thickness 34 mm. Broad blade, slightly chipped. The axe structure with stone retaining walls, built into the bank does not appear to fall into any known group of to the immediate north-east of the pond. It retains sandstone axes in north England and south Scotland. some galvanized iron shelving. Silksworth Documentary The earliest reference to “Silcesworth” is thought to be Silksworth Hall Extant building House, later hotel. C1900. Bright red brick with medieval evidence in c. 930, when it was listed as one of the appendages Hotel, (grade II listed) sandstone ashlar dressings. Slate roof with terracotta Village of South Wearmouth in King Athelstan’s gift to the see Silksworth Hall ridge copings and finials and brick chimneys. 2 storeys. of Durham. It was in the possession of Bishop Flambard Road Jacobean style. Central bay recessed with ashlar loggia at the end of the 11th century, but in perhaps the 13th of keyed arches on Ionic pilasters supporting century was given to the priory of Durham. It consists entablature. Balustrades above and below arches. today of a north-south street bounded on the west by Parapet above has SILKSWORTH HALL on frieze. 18th-19th century stone houses, some with large Flanking semicircular projections have stone mullioned gardens. Tithe Award shows that one of these was a windows and hemispherical roofs. Central gable has farm in 1840. In the mid 19th century there were only bargeboards with dragon finial. High octagonal 2 houses on the east side, one being Silksworth Hall. chimneys. Oriel bow window and Jacobean ashlar blind This was rebuilt in the early 20th century but by the arcade. Rear elevation has first floor balcony. later 20th century was empty. Doxford Extant building Formerly known as Silksworth House. Large house, Sand pit Documentary Historic Ordnance Survey map evidence shows a Sand House, Warden (grade II* now student’s hall of residence, with conservatory and evidence Pit at this location. Law Lane listed) forebuilding attached. Probably c1820 with c1900 Doxford House Structure Silksworth House garden is now a public park. Estate alterations. Ashlar front and forebuilding, rear brick garden walls remain. The house and garden are now separated with ashlar dressings, conservatory cast-iron and glass. (Doxford Park) by a wall. A grassed embankment runs behind the 3 storeys. Front has c1900 mullioned and transomed house, sloping down to a long narrow pond. The pond ground floor windows and door surround to double is a central feature to the layout of the paths which doors in conservatory. Upper windows are sashes with lead to an area where a dene is formed by the stream fine glazing bars in plain stone surrounds. Left return

49 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy has renewed French windows on ground floor. Garden wall, Extant building Garden wall to east of Silksworth Cottage. C1800. Forebuilding - Italian renaissance style with heavily Silksworth (grade II listed) Rubble with flat stone coping. High wall along front of rusticated pilasters to high central round-headed Cottage, property has brick segmental arch over boarded door double door with studded panels. Similar round-arched Warden Law in front of house. Square rubble piers at south end. openings in flanking bays have wrought-iron grilles. Lane Half columns of Tuscan detail support entablature on large scroll brackets. Door keystone rises to richly- All records taken from the Tyne and Wear Historic Environment Record. These carved tympanum with rich mantling resembling records are not exhaustive and the council policies regarding archaeology must be heraldic device of Collingwood family. Interior - open- adhered to in all cases, whether there is existing evidence of archaeological interest well stair with turned balusters. Hall has high quality or not. chimney-piece and overmantel with low relief Greek detail. Common room has mahogany chimney-piece and ceramic overmantel. Some panelling. Conservatory has stone imperial stair to forebuilding, with stone balustrade and cherub lampholder on newel. Elaborate cast-iron brackets to roof. House wall within conservatory has reinforced artificial stone grotto attached, with cavities and cusped bowls, stalagmites and stalactites of the same material Garden wall Extant building Serpentine walls from forebuilding to Doxford House and piers, (grade II listed) continue along Warden Law Lane on east side of Warden Law garden and grounds of house, to lodge at the south, Lane and to gate piers to the rear entrance at the north. C19 altered c1900. Rubble walls with ashlar coping. Square ashlar piers with low pyramidal coping with wrought-iron lamp holders on brackets. Lamp standard Extant building Lamp standard, dwarf piers and chains to Forecourt of and dwarf (grade II listed) Doxford House forebuilding. C1900. Stone piers, cast- piers, Warden iron lamp standard and wrought-iron chains enclose a Law Lane semicircular plot opposite the forebuilding. Bulbous rusticated base supports elaborately moulded lamp standard with large lantern, pyramidal top and spike finial. Tapered square piers with prominent cornices have iron ball finials through which chained with large spikes are slotted. Silksworth Extant building House. Probably late C18. Rubble stone with large quoins Cottage, (grade II listed) and ashlar dressings. Welsh slate roof. 2 storeys. Half- Warden Law glazed door under stone pedimented hood on brackets. Lane Plain stone surrounds to renewed ground floor windows and to first floor sashes. Corniced brick chimneys.

Silksworth Hall Conservation Area - Character Appraisal and Management Strategy 50 Appendix 3 - References

A.D. Mills (2003) A Dictionary of British Place Names Oxford University Press English Heritage/CABE (2001) Building in context: New development in historic areas Westerham Press Ltd Archaeological Services, University of Durham (2007) Doxford House, Warden Law Lane, Silksworth, Sunderland. Archaeological Desk-based Assessment and All English Heritage documents available at www.english-heritage.org.uk Building Recording. Submitted as part of application for Listed Building Consent or www.helm.org.uk 08/02295/LBC www.sunderland.gov.uk/publicaccess Fiona Green (1995) A Guide to the Historic Parks and Gardens of Tyne and Wear A Specialist Conservation Team publication City of Sunderland (1998) Adopted Unitary Development Plan www.sunderland.gov.uk/udp Garden History www.gardenhistoryinfo.com

DCLG (Department for Communities and Local Government) (1990) Planning Maureen M. Meikle & Christine M. Newman (2007) Sunderland and its Origins: Policy Guidance (PPG) 16: Archaeology and Planning, HMSO Monks to Mariners England's Past for Everyone, County Durham and Phillimore & Co. Also available at www.communities.gov.uk Ltd.

Department of National Heritage (1994) Revised List of Buildings of Special Christine M Newman The Medieval Landholders of Silksworth England’s Past for Architectural or Historic Interest: Borough of Sunderland, Tyne and Wear Everyone: County Durham and University of London www.sunderland.gov.uk/listedbuildings www.englandspastforeveryone.org.uk

Department of the Environment (1994) Planning Policy Guidance Note (PPG) 15 Pevsner, N (1983) The Buildings of England: County Durham, Second edition revised 'Planning and the Historic Environment' by Elizabeth Williamson Penguin Books Available at www.communities.gov.uk Society for the Protection of Ancient Buildings (SPAB) Technical Q&A 11: Doxford family history Repointing www.spab.org.uk http://members.cox.net/ghgraham/williamdoxford1811.html SiteLines: Tyne and Wear Historic Environment Record English Heritage (2005) Streets for All: North East English Heritage www.twsitelines.info

English Heritage (2006) Guidance on conservation area appraisals English Heritage Sunderland Antiquarians www.sunderland-antiquarians.org

English Heritage (2006) Guidance on the management of conservation areas English Heritage

English Heritage (2000) Power of Place: The future of the historic environment English Heritage

51 Silksworth Hall Conservation Area - Character Appraisal and Management Strategy

For further details and copies in large print and other languages please contact: Conservation Team Office of the Chief Executive Civic Centre Sunderland SR2 7DN Tel: (0191) 5611515 Fax: (0191) 5537893 e-mail: [email protected] www.sunderland.gov.uk/characterappraisals www.sunderland.gov.uk/conservation www.sunderland.gov.uk/listedbuildings